Agenda item

2/01 Front of Northcote, 86 Rickmansworth Road P/2567/20


PROPOSAL:  redevelopment to provide a two-storey building with accommodation in the roof space comprising of nine flats (8 x 1 bed and 1 x 2 bed); front boundary wall; new access from Rickmansworth Road; parking; amenity space; refuse and cycle storage (as amended by the Addendum).


Following questions and comments from Members, an officer advised that:


·      the proposal was within a PTAL 2 area, and was within 15 minutes walk to the nearest train station.  The area was considered to be reasonably connected to public transport;


·      the previous permission included a legal agreement for the Council to introduce double yellow lines at the entrance to Northcote in an effort to increase visibility by preventing parking adjacent to the access.  This was recommended following receipt of concerns from the surrounding public.  It was considered that, as the site circumstances had not significantly changed, the same arrangement will be sought again;


·      the proposed properties would have balconies, and this was required to meet current amenity standards.  This was in keeping with surrounding buildings; and


·      the soft landscaping would be reduced for current occupiers, and would result in the loss of some garden space.


The Committee received representations from Nisha Chauhan (objector), and Ian Gilbert (agent for applicant).  Both speakers outlined reasons for seeking refusal, and approval, of the application, respectively.


The Committee also received representation from Councillor Norman Stevenson (Back Bench) who urged the Committee to refuse the application.


The Committee resolved to accept officer recommendations.




The Planning Committee was asked to:


1)            agree the reasons for approval as set out in the report; and


2)            grant planning permission subject to authority being delegated to the Interim Chief Planning Officer in consultation with the Director of Legal and Governance Services for the completion of the Section 106 legal agreement and other enabling legislation and issue of the planning permission and subject to minor amendments to the conditions (set out in Appendix 1 of this report) or the legal agreement.  The Section 106 Agreement Heads of Terms would cover the following matters:


i.       Contribution of £3,000 for the introduction of waiting restrictions at the access to ensure that good visibility is maintained;

ii.      A financial contribution (to be agreed) to be paid by the developer to the Council to reimburse the Council’s legal costs associated with the preparation of the planning obligation and a further financial obligation (equivalent to 5% of the overall financial contribution) to be paid to reimburse the Council’s administrative costs associated with monitoring compliance with the obligation terms; and

iii.    The Developer to be responsible for the Council’s legal costs associated with the negotiation and preparation of the s.106 planning agreement and a further financial contribution to be paid to reimburse the Council’s administrative costs associated with monitoring compliance with the obligation terms of the agreement




That if the Section 106 Agreement is not completed by 30th September 2021, or as such extended period as may be agreed by the Interim Chief Planning Officer in consultation with the Chair of the Planning Committee, then it is recommended to delegate the decision to REFUSE planning permission to the Interim Chief Planning Officer on the grounds that:  The proposed development, in the absence of a Legal Agreement to provide appropriate improvements, benefits and monitoring that directly relate to the development, would fail to adequately mitigate the impact of the development on the wider area and provide for necessary physical infrastructural improvements arising directly from the development, contrary to the National Planning Policy Framework (2019), policies T3 and DF1 of The London Plan (2021), Core Strategy (2012) policy CS1, and policies DM1, DM43 and DM 50 of the Harrow Development Management Polices Local Plan and the Supplementary Planning Document: Planning Obligations & Affordable Housing (2013).


DECISION:  GRANT – Subject to Legal Agreement


The Committee wished it to be recorded that the decision to grant the application was by a majority of votes.


Councillors Ali, Assad, Brown and Maru voted to grant the application.


Councillors Ashton, Baxter and Patel voted against the application.

Supporting documents: